slough local development framework · 2020-07-26 · kitchens. hipped roof a roof sloping (pitched)...

Slough Local Development FrameworkResidential Extensions Guidelines

Supplementary Planning Document

Adopted January 2010

Slough Local Development Framework

Residential Extensions Guidelines Supplementary Planning Document

Adopted January 2010

Planning Policy and ProjectsSlough Borough CouncilTown Hall51 Bath RoadSloughSL1 3UFTel: 01753 477341/875820/875863 Email: [email protected] November 2009

LDF 56

Slough Local Development FrameworkResidential Extensions Guidelines Supplementary Planning Document Adopted January 2010

3

Glossary of terms....................................................................................................4

1.0 Introduction ............................................................................................................5

1.1 Background and policy context ........................................................................................5

1.2 The role of the Residential Extensions Guidelines Supplementary Planning Document ................................................................................5

1.3 The need for planning permission ....................................................................................6

1.4 What other permissions are required? ............................................................................6

1.5 What you should include in your application..................................................................7

1.6 The planning process ..........................................................................................................8

2.0 Design principles ....................................................................................................9

2.1 Design considerations ........................................................................................................9

2.2 Amenity considerations......................................................................................................9

3.0 Front extensions ....................................................................................................11

4.0 Single storey side extensions ................................................................................13

5.0 Two storey/first floor side extensions..................................................................15

6.0 Single storey rear extensions ................................................................................20

7.0 Two storey/first floor rear extensions..................................................................22

8.0 Roof extensions/dormer windows/roof lights ....................................................24

9.0 Outbuildings ..........................................................................................................26

10.0 Garages, parking and hard surfacing ..................................................................27

11.0 Garden space/boundary walls ..............................................................................29

Appendix 1 - Core Strategy Planning Policies and extract of Saved Local Plan Policies ..................................................................................31

Useful telephone numbers ....................................................................................37

GB/5573/30-12-09

Contents


4

Agent

A specialist acting on your behalf in the design ofthe works to your house and the preparation ofyour application. The agent is usually an architect orbuilding surveyor.

BRE daylight/sunlight guidance

British Research Establishment sets out guidancefor assessing the impact of new development ondaylight/sunlight into existing windows.

Character

The combination of features of a building or anarea that give it its distinctive identity comparedwith other buildings or areas.

Established building line

An identifiable line formed by the regularalignment of houses within an existing streetfrontage.

Flank wall elevation

The side wall of an existing dwelling or proposedextension.

Flood Risk Assessment

Flood Risk Assessments are normally required forhouses for which domestic extensions areproposed, which fall within Flood Zones 2 and 3,the details for which can be found on theEnvironment agency’s Web site. A Flood RiskAssessment for such developments is usually quitesimple and may need to include proposals toreduce flood risk such as raising finished floorlevels or measures for flood-proofing.

Gable

The triangular upper portion of a wall at the end ofa pitched roof.

Habitable room

Includes rooms such as living rooms, dining rooms,bedrooms kitchen-diners and studies. Does notinclude hall ways or bathrooms or separatekitchens.

Hipped roof

A roof sloping (pitched) in two directions; side aswell as front and back.

Permitted development

Some domestic extensions, garages, sheds,installations and boundary treatments benefitfrom ‘permitted development’. In other words anapplication for planning permission will not berequired as they are already types of developmentwhich benefit from permission.

Pitched roof

A sloping roof, usually at an angle between 30 and50 degrees.

Ridge

The horizontal top edge of the roof.

Roof light

A window set within the slope of a roof (sometimesknown as a ‘Velux’ window).

Secure by design

Looking at designing buildings and spaces so as toreduce the potential for criminal activity and anti-social behaviour.

Streetscene

The character of the street or road in which thebuilding in located.

Subservient/Subordinate

The effect of an extension on the original buildingi.e. the extension should not dominate the original.

Symmetrical

When the design of the building is identical eitherside of the centreline of a building.

Visual terracing effect

Developments, usually two storey/first floor sideextensions which result in the closure of the gap/loss of airspace at first floor level between existinghouses

Visual gap

The air space which exists at first floor levelbetween existing houses.

Glossary of terms


5

1.1 Background and Policy Context

1.1.1 The Residential Extensions GuidelinesSupplementary Planning Document (SPD)replaces the previous Development ControlGuidelines for Residential Extensionsapproved by the Council in February 1994.The previous guidelines proved to be ofsignificant benefit in achieving satisfactoryschemes and were generally accepted byhouseholders. The Residential ExtensionsGuidelines SPD has been produced in thelight of increasing pressures forhouseholders to build larger and moredominant extensions. These extensions areimpacting on both the general street sceneand on residential amenities withinestablished residential areas of Slough.

1.2 The Role of the Residential ExtensionsGuidelines Supplementary PlanningDocument (RESPD)

1.2.1 The Residential Extensions GuidelinesSupplementary Planning Document (RESPD)is one of a number of supplementaryplanning documents being produced bySlough Borough Council. The purpose of thisdocument is to principally provideadditional guidance on how to interpretand implement Core Policy 8 (Sustainabilityand the Environment) of the Slough LocalDevelopment Framework Core Strategy2006 - 2026 (adopted 2008) when assessingextensions to residential properties.

1.2.2 Core Policy 8 (Sustainability and theEnvironment) states:

“All development in the Borough shall besustainable, of a high quality design,improve the quality of the environment andaddress the impact of climate change…Alldevelopment will:

a) Be of a high quality design that ispractical, attractive, safe, accessible andadaptable;

b) Respect its location and surroundings;

c) Provide appropriate public space, amenityspace and landscaping as an integral part ofthe design; and

d) Be in accordance with the Spatial Strategyin terms of its height, scale, massing andarchitectural style.

The design of all development within theexisting residential areas should respect theamenities of adjoining occupiers and reflectthe street scene and the local distinctivenessof the area.”

1.2.3 Additionally the RESPD may also be used tosupport the implementation of SavedPolicies H14, H15, EN1, EN2 and T2 of theSlough Local Plan (2004), until such time asthey are replaced by policies in otherDevelopment Plan Documents. Planningpolicies are contained within Appendix 1.

1.2.4 Extensions can have positive and negativeeffects on your property and thesurrounding area and residents. Forexample, large extensions can result inovershadowing of neighbouring properties,result in loss of daylight and outlook forneighbours and be visually intrusive. Suchextensions may also look out of characterwith the original dwelling and adverselyaffect the overall appearance of a dwellinghouse within the street scene andsurrounding area.

1.2.5 As such, the guidance seeks to set out thebasic design principles and amenityconsiderations and more detailed guidanceon specific types of extensions with a viewto ensuring that:

• extensions complement the originalproperty, and

• any impact on the amenity ofneighbouring residents and thecharacter of the locality is acceptable.

1.2.6 Ultimately the aim is to ensure that theresidential areas within Slough remaingood places to live and are not adverselyaffected by inappropriate extensions.

1.0 Introduction


6

1.2.7 Please note: This document showsexamples of good practice and what isconsidered acceptable for extensions andadditions in this borough. Whilst this guideprovides the overall framework, it is notpossible to foresee all the circumstanceswhich might arise for any particularbuilding and each planning application willbe judged on its own individual merits. Thedrawings inserted in this document are tobe used for illustrative purposes only.

1.3 The Need for Planning Permission

1.3.1 If you live in a single family dwelling houseyou may have ‘permitted developmentrights’ that allow you to erect smallextensions or garden sheds withoutplanning permission. However if you live ina designated Conservation Area, a flat or alisted building these permitteddevelopment rights may not apply.

1.3.2 On 1 October 2008 the governmentchanged the Permitted Development Rightsfor dwelling houses. The new regulationshave introduced changes to the formerprovisions to make it easier to carry outsome extensions under permitteddevelopment. For example the old volumerestrictions for extensions to properties nolonger apply. However, some proposalswhich were previously “permitteddevelopment” will now require planningpermission, such as rear extensions over3m in depth. One major change is that newor replacement paving or surfacing of afront garden will now require permissionwhere it is more than five square metres;where it is not porous; or where run-offcannot be channelled to a porous area inthe site boundaries (such as a gardenborder). New conditions have also beenadded, which need to be complied with.There are also changes to the rulesregarding roof alterations and outbuildings.New controls have also been introduced forchimneys, flues, soil and vent pipes,balconies, verandas, decking, solar panelsand other domestic micro-generationequipment.

1.3.3 The changes, whilst they have brought insome relaxations, still involve a complex setof criteria and conditions. It is thereforestrongly recommended that you seekadvice from the Council’s PlanningDepartment before proceeding. You alsoneed to be aware that in some casespermitted development rights may havebeen removed as part of previous planningpermissions. It is therefore important tocheck with the Planning Department toestablish whether permitted developmentrights for your property have been removedor varied before you start any work.

1.3.4 Further information on the changes can befound at the Planning Portal websitehttp://www.planningportal.gov.uk/ [go to‘General Public’, ‘Building Work’, ‘CommonProjects’, ‘Extensions’, etc.]

1.3.5 You can also download the full regulations:“The Town and Country Planning (GeneralPermitted Development) (Amendment) (No.2) (England) Order 2008” from the Office ofPublic Sector Information (StatutoryInstrument 2362) at: http://www.england-legislation.hmso.gov.uk/si/si2008/pdf/uksi_20082362_en.pdf

1.3.6 If you wish to gain a formal opinion aboutwhether or not planning permission isrequired you will need to make anapplication for a Certificate of LawfulDevelopment.

1.4 What Other Permissions are required?

1.4.1 If you live in a designated ConservationArea you will need to apply for planningpermission for certain types of work whichdo not need an application in other areas. Ifyour proposal affects a listed building it willbe necessary to obtain Listed BuildingConsent before undertaking any work. Thecharacter and appearance of the buildingand/ or conservation area must bepreserved or enhanced. The design anddetailing of the proposals will beparticularly important in these cases.


7

1.4.2 If your house is situated in a designatedResidential Area of Exceptional Character,more stringent design criteria may apply.Refer to Policy H12 of the Adopted LocalPlan for Slough, 2004.

1.4.3 If your property adjoins the Grand UnionCanal you are advised to discuss yourproposals with British Waterways to ensurethat your proposals do not in any wayinterfere with the structural integrity of thecanal wall.

1.4.4 Please note: Even though planningpermission may not be required for certainhouse extensions, this does not remove therequirement to make an application underthe Building Regulations (this deals withhealth and safety and structural aspects ofthe building).

1.4.5 If you are in any doubt, call the PlanningDepartment or Building Control Section ofCouncil. Useful telephone numbers aregiven at the end of this document.

1.5 What you should include in yourapplication

1.5.1 When submitting your application, makesure you have completed the appropriateapplication form, supplied the requiredinformation and correct application fee.

1.5.2 The following drawings will need to besubmitted with the application:

• Ordnance Survey or Location plan (atscale 1:1250) with the application siteoutlined in red (NB: any adjoining landalso owned by the applicant but notforming part of the application siteshould be outlined in blue) and thedirection of north indicated on the plan

• Site layout plan (1:500 or 1:200) showingthe proposed development in relation tothe site boundaries and any otherrelevant features of the site or adjoiningland - i.e. access arrangements, parkinglayout, trees, boundary treatment,changes in ground level, etc

• Existing and proposed elevations andfloor plans (1:100 or 1:50)

• Existing and proposed site sections andfinished floor levels (1:100 or 1:50)

• Existing and proposed roof plans (1:100or 1:50)

1.5.3 Please ensure all drawings and planssubmitted with the application are titledand numbered for identification purposes.

1.5.4 You will need to submit four copies of thecompleted application form (including theoriginal) and six copies of the full set ofdrawings, unless you are submitting theapplication electronically. Notwithstandingthis, copies may still be required.

1.5.5 A complete checklist of the informationrequired to be submitted is available fromthe Planning Department.

1.5.6 Employing a suitably qualified agent toprepare your plans may help you achieve adesign that meets both your needs and theCouncil’s policies. This is recommended. Apre-application meeting with PlanningOfficers to discuss your ideas and proposalscan help to reduce changes to your schemelater on.

1.5.7 When preparing your application you willneed establish whether or not your housefalls within a flood risk zone. if it falls withineither flood zone 2 or 3 then yourapplication will need to be accompanied bya flood risk assessment You may need togive consideration either to raising finishedfloor levels or include floodproofing as partof your proposal. Refer to the Environment’sStanding Advice, which can be found byhttp://www.environment-agency.gov.uk/static/documents/Research/FRAGuidanceNote2.pdf

1.5.8 If the proposed extension to your house orany associated works encroaches within 8metres of a main river or 5 metres of a nonriver water course you should also refer tothe Environment’s Standing Advice, whichcan be found by http://www.environment-agency.gov.uk/static/documents/Research/FRAGuidanceNote2.pdf


8

1.6 The Planning Process

1.6.1 Once a planning application has beensubmitted, it will be formerly registered andallocated to a specific Case Officer. Theindividual Case Officer will notifyneighbouring occupiers, who will have theopportunity to make written comments onthe proposal. A decision on the planningapplication will normally be given within 8weeks of registration, during which timethe Case Officer may contact the applicantor agent if amendments to the applicationare considered necessary. If an agent hasbeen appointed, all negotiations andcorrespondence will be directed to them.Therefore, applicants requiring any copiesof letters or wishing to discuss mattersrelating to their planning application youshould contact the relevant planning officer.

1.6.2 Once a formal decision has been made on aplanning application, the applicant or theirappointed agent will be notified in writing.This will be in the form of a formal DecisionNotice, which will either grant or refuseplanning permission. If planning permissionis refused, the reasons for such a refusalwill be set out. Applicants aggrieved by thedecision will normally be eligible to lodgean appeal to the Secretary of State within 6months from the date of that decisionnotice. The process for doing so will be setout in the Decision Notice. If planningpermission is granted, the decision noticemay contain one or more conditions, whichmust be complied with. Such conditions cancover the need to build in accordance withapproved plans, the type of materials to beused, car parking, control on theinstallation of windows in the flank wall ofan approved extension, and so forth.


9

2.1 Design Considerations

DP1 Your extension should be in keepingwith the original design of the houseand its surroundings

2.1.1 Poorly designed extensions not only erodethe character of the original house, but canalso impact upon the character of thesurrounding area. Therefore it is importantthat extensions harmonise with the scaleand architectural style of the originalbuilding, and the character of the area.

DP2 The form of the extension will dependon the form or shape of the originalbuilding

2.1.2 In most cases extensions will either be areflection or a continuation of the originalbuilding form.

2.1.3 A reflection is an additional volumesubordinate to, and reflecting, the characterof the original dwelling. This is seen mostclearly in the case of a two-storey sideextension where the front wall of theextension has been set back at first floorlevel and the roofline stepped down. Thepurpose of this form of extension is topreserve the symmetry and rhythm of theoriginal building by reducing the bulk andavoiding a “terracing effect” in the streetscene. This form of extension is appropriatein the case of detached or semi-detacheddwellings.

2.1.4 Continuation is a simple extension of theexisting building form. That is it follows theexisting building lines (front and rear walls),roof form, window positions. Continuationextensions are generally appropriate forterraced houses and some detachedhouses, where there is no problem ofpotential “terracing” effect or excessivebulk, and where site considerations allow.

DP3 Extensions should be designed to besubordinate to and in proportion to theoriginal house

2.1.5 An extension should have a sense ofproportion and balance, both in its ownright and in its relationship to the originalbuilding and should not dominate theoriginal building. This is achieved by:

• Avoiding bulky or overbearingextensions

• Avoiding splayed or irregular designs

• Setting down ridge heights on 2 storeyextensions and setting back two storeyside extensions at first floor level, unlesscontinuation (refer above) is appropriate

• Reducing the width of extensions(typically no more than 50 percent thewidth of the original dwelling, especiallyin the case of two storey extensions)

• Setting in extensions from the boundary

• Avoiding irregular set-ins to overcomeimpact problems on neighbouringproperties, leading to poor designs

• Extensions should not result in the needto raise the height of the existing roofridge

DP4 Windows and doors should respect theoriginal house in terms of alignment,style, size, shape and proportion.

2.1.6 To ensure that the extension remains inkeeping with the main house and tomaintain proportionality and balance.Advice on security is available by accessingthe following web link:www.securedbydesign.com

DP5 Materials should match as closely aspossible those of the original house

2.1.7 Poorly matching materials candetrimentally affect the appearance of theoriginal house and have a detrimentaleffect on the surrounding locality.

2.2 Amenity Considerations

DP6 Extensions should not be overbearingon neighbouring properties or result inloss of outlook

2.0 Design Principles


10

2.2.1 The size and siting of an extension shouldnot lead to an extension which is visuallyimposing or overbearing for neighbouringproperties, including creating a sense ofenclosure (that is being boxed in) or a lossof outlook when viewed from habitableroom windows.

DP7 Extensions should not result insignificant overshadowing, loss ofsunlight or daylight

2.2.2 The size and siting of an extension shouldnot lead to significant overshadowing ofneighbouring properties, unreasonablyrestrict sunlight or block daylight to yourneighbours’ habitable room windows,which includes lounges, dining rooms,kitchen-dining rooms and bedrooms.

DP8 Window positions should avoid directoverlooking of neighbouring propertiesincluding gardens

2.2.3 To maintain a reasonable degree of privacyfor the occupants of adjacent dwellings, byavoiding the inclusion of windows inextensions which look directly intohabitable rooms of neighbouring dwellingsor which cause unreasonable levels ofoverlooking to gardens.

DP9 Extensions should not be over dominantnor result in there being anunacceptably low level of amenityspace

2.2.4 Whilst the Council appreciates the demandfor larger houses to meet the needs of thelarger family, there is a concern thatincreasingly the size of extensions beingsought are out of scale with the originalhouse. Over-development will result if toomuch of the land within the plot is coveredby extensions and other structures and thisis not acceptable. There is a need to retain areasonable level of amenity space and toset extensions away from boundaries toachieve proportionality, to reduce theimpact on neighbours and reduce the“terracing effect” in the street.

DP10 Avoid encroaching onto neighbouringproperties

2.2.5 In general the expectation will be thatextensions will be built wholly within thecurtilage of the property (the applicationsite). In the event that any encroachment isproposed notice will need to be served onthe neighbouring occupier. In any eventapplicants are required to comply with theParty Wall Act and other civil laws.


11

EX1 Front extensions shall be single storeyand normally restricted to frontporches only.

3.1 Some relaxation may be acceptable, usuallyin the case of large detached individuallydesigned properties which are set back at adistance from the nearest highway or otherpublic vantage point(s).

3.2 Front extensions will only be permitted if itis considered that they respect thecharacter of the street scene and the designand appearance of the original house.

3.3 Front canopies or extensions which spanthe entire width of a property or dwellingwill not normally be permitted unless suchextensions form the predominant characterof the street as such extensions areconsidered overly dominant and out ofkeeping with the character and appearanceof the original house. Refer to figure 1.

Figure 1. Overly dominant front extensions

3.4 Instead front porch extensions must be inproportion with the original house, mustnot appear overly dominant in the streetscene and must comply with a 45 degreeline of sight when measured from theclosest habitable room window ofneighbouring properties. Refer to figure 2.

Figure 2. Badly and well proportioned front porches

3.5 Front extensions should also not adverselyaffect existing design features on the frontelevation of the original house such as baywindows and cornerstone (quoin) detailing.Front extensions should not link into baywindows or project significantly forward ofsuch windows. Where cornerstonedetailing exists front extensions should beset clear of these.

3.6 Two storey front extensions will not bepermitted as it is generally considered thatthey completely alter the appearance andcharacter of the original house. Suchextensions would also tend to be totally outof keeping with the rest of the street. Anexception may be made in the case largedetached houses set in substantial plotswhere the dwelling is set back at asignificant distance from the road.

EX2 The following maximum depth for frontextensions, as measured externally,shall apply:

• Detached houses, 2 metres

• Semi-detached houses, 1.75 metres

• Terraced houses, 1.5 metres

3.7 These guidelines represent the maximumdepth allowable for front extensions. Areduction may be required if:

• the extension would infringe a 45degree line of sight when measuredfrom the closest habitable room windowof the neighbouring property

��

�

Dominant full width front extension with classical columns

�

3.0 Front Extensions


12

• the proportions of the front extensionare not in keeping with the existinghouse

• there is insufficient plot depth toaccommodate the required level of onsite car parking

EX3 Flat roofs will not normally bepermitted

3.8 Normally, pitched roofs only are acceptableon front extensions and the design andmaterials should reflect the main roof of thehouse.

3.9 Flat roofs will only be considered if thisbetter reflects the architectural style of theoriginal house and/or reflects the generalcharacter of the existing street scene. Thedesign and materials should reflect themain roof of the house.

EX4 Doric, fluted or decorative columns willnot normally be permitted.

3.9 Where supporting columns are proposedthese should normally be constructed asbrick or rendered piers in keeping with thecharacter and appearance of the originalhouse.


13

4.1 Where single storey side extensions requireplanning permission, the followingguidance should be taken into account.

4.2 As single storey side extensions are oftenvery visible from the street, it is importantto make sure these extensions do notdetract from the original dwelling, or fromthe character of the area as a whole. Theseextensions should reflect the pattern ofdevelopment in the street scene.

EX5 Single storey side extensions should bevisually subordinate to the originalhouse.

4.3 Side extensions should be subordinate tothe main house. The appropriate width of aside extension will be judged according tothe site circumstances, namely the width ofthe plot, the width of original dwelling andthe site surroundings. Single storey sideextensions should not exceed a height of 4metres.

EX6 Side extensions should reflect thedesign of the main house.

4.4 Single storey side extensions shouldharmonise with and reflect the architecturalform including design features, windowdetail and materials of the original house.

4.5 The roof of a single storey side extensionshould be in keeping with the roof of theoriginal dwelling. Where feasible, thedesign and style together with theappropriate degree of hip and/or pitchshould reflect that of the main roof. Referfigure 3 below.

Figure 3. Well proportioned side extensions inkeeping with and reflecting the main dwelling

EX7 Pitched roofs should be providedparticularly in visually prominentlocations.

4.6 A pitched roof construction is preferable indesign terms to flat roofs. “Dummy” pitchesand parapets are generally discouraged assuch designs are considered poor and candetract from the appearance of theproperty, particularly where the sideelevation of the property is exposed in thestreet scene or the site is in a visuallyprominent location. However, these may beacceptable in individual circumstances.Refer figure 4 below.

�

�

�

4.0 Single Storey Side Extensions


14

Figure 4. Dummy pitch roof

EX8 Single storey side extensions should notproject forward of the front main wallof the property.

4.7 Single storey side extensions should eitherbe in line with the front main wall of theproperty or set back from the front mainwall. Side extensions projecting forward ofthe front main wall of the existing houseand “tying into” an adjoining single storeyfront extension will not be permitted as it isconsidered that this type of developmentdominates the front elevation of a property,detracting from the appearance of thedwelling and the character of the area.

EX9 Flank wall windows will not normallybe permitted.

4.8 Windows should be positioned on the frontand rear walls of the extension instead ofthe flank wall. Windows will not besupported in a flank wall where the wall ofthe extension abuts a side boundary. Incases where single storey side extensionsare set off the boundary, and there is noalternative to providing flank wall windows,then these will need to be obscurely glazedand either non-opening or high levelopening (minimum height at least 1.8metres above the finished internal floorlevel) to prevent overlooking ofneighbouring properties.

4.9 Under current Building Regulations thereare restrictions on windows and openingsin any wall adjoining a boundary for firesafety purposes.

EX10 Proposals which result in the loss of onsite parking will not generally besupported

4.10 Unless adequate, alternative on site parkingcan be provided in accordance with theguidance for garages and parking.

Side extension projecting forwards in front of houseExposed dummy pitch roof

�


15

5.0 Two Storey/First Floor Side Extensions

5.1 As side extensions are often very visiblefrom the street it is important to make surethese extensions do not detract from theoriginal dwelling, or from the character ofthe area as a whole. Two storey/first floorside extensions due to their scale are oftenmore contentious than single storey sideextensions. Also as side extensions result inclosure of the gap between dwellings,consideration needs to be given to theimpact of such extensions on the amenitiesof adjoining property owners.

5.2 When assessing two storey/first floor sideextensions the primary considerations willbe the character of the locality, the spacearound the building and siteconsiderations.

EX11 Two storey/first floor side extensionsshould be set off the side boundary by aminimum of 1 metre

5.3 In order to maintain a visual gap betweenbuildings, thereby reducing the ‘terracing’effect on the street scene, two storey/ firstfloor side extensions should be set off theside boundary by at least one metre.Ideally this should be at both ground andfirst floor levels in the interests of gooddesign. Refer figures 5 and 6 below.

Figure 5. Example unacceptable visual terracing

Figure 6. Example maintenance of visual gapthrough 1m setback from boundary

5.4 In cases where a two storey/first floor sideextension exists and is built up to theboundary, planning applications for similarextensions on the neighbouring propertywill not normally be permitted unless aminimum two metre gap can be achievedat first floor level between the twoextended properties.

5.5 However, in cases where it is proposed toconstruct a two storey/first floor sideextension which is set off from the sideboundary, but by doing so it would not bepossible to provide a garage whichcomplies with the minimum requiredinternal standards of 5m x 2.5m it may, insuch circumstances, be acceptable for theground floor part of the side extension to bebuilt up to the boundary. The first floorwould still have to be set in off the sideboundary by at least one metre.Furthermore, in cases where there isalready a single storey side extensionconstructed up to the side boundary, thefirst floor extension would need to be setoff the boundary by at least one metre.

Existing individual houses

Side extensions subordinate to original dwellingsand set in from boundary by 1m

�

Existing individual houses

Side extensions create visual terracing

�


16

5.6 It should be noted that a set in from theboundary at first floor level only may resultin more complicated structuralarrangements. Setting the entire extensionback from the side boundary also has theadvantage of giving room for maintenanceand access to the rear garden withoutgoing through the house.

EX12 Two storey/first floor side extensionsshould be in proportion with andvisually subordinate to the originalhouse.

5.7 Two storey extensions should generally notexceed 50% of the width of the originaldwelling in order to appear subordinate tothe main dwelling. Although exceptionsmay be allowed where the character of thestreet allows.

Detached and semi-detached houses

5.8 There is usually more scope for extensionsto detached and semi-detached housesthan to terraced houses. However, a‘terracing’ effect should be avoided,particularly where houses are of similar sizeand alignment.

EX13 For detached and semi-detached housesthe minimum requirements are:

(a)A set back of the first floor frontwall by at least 1 metre behind themain front wall.

(b)A subordinate pitched roof - twostorey/ first floor side extensionsshould be set down below the ridgeline of the main house by aminimum of 0.5 metre.

5.8 The set down in the roof combined with theset back at first floor level on the frontelevation of the extension will ensure thatthe extension appears subordinate to themain house and helps to reduce the“terracing effect” on the general streetscene. Refer to figure 7.

5.9 The requirement for a minimum 0.5 metreset down from the existing ridge will onlybe relaxed if it can be demonstrated that itis not feasible due to technical constraints

Figure 7. Minimum setbacks for two storey/firstfloor side extension

EX14 Roofs must respect the original roofform of the house. Flat roofs are notacceptable and parapet walls should beavoided.

5.10 Flat roofs are not normally acceptable fortwo storey/first floor extensions.

5.11 A pitched roof tied into the main roof of thehouse, set down and subordinate to it andwhich respects the pitch of the main roofand the eaves detail and profile is required.

5.12 The use of a parapet wall along the sideelevation can be visually intrusive andtherefore should be avoided, unless specialsite circumstances allow. Refer to figure 8.

Figure 8. Unacceptable side extension, includingparapet wall

Side extension is not subordinateNo set down or set back from original dwelling No set in from boundaryParapet wall dominates side elevationWindow in side wall creates overlookingFront extension runs into bay and is bulky

�

Side extension

Appropriate side extension set down and set back, with at least 1m separation from

plot boundary

Overbearing two storey side extension

��

Set down

Set back


17

EX15 Two storey/first floor side extensionswill not normally be permitted inResidential Areas of ExceptionalCharacter

5.13 In Residential Areas of ExceptionalCharacter, two storey/first floor sideextensions will not normally be permitted inorder to prevent terracing, maintainimportant spacing between existingbuildings and to retain the character of theoriginal building.

Terraced houses

5.14 In the case of end of terrace houses, firstfloor and two storey side extensions arenormally acceptable without a set-back orsubordinate roof, as a continuation of theestablished building form. General designconsiderations would apply. Refer figure 9below.

Figure 9. Continuation extension to a terracedbuilding form

5.15 In densely built up housing estates thespaces between the rows of terraces canoften provide an important visual break,giving relief in what is an otherwise denselybuilt up area. These breaks are animportant feature of the establishedcharacter and street scene of these estates.In such cases, proposed first floor and twostorey side extensions that occupy thesespaces result in reductions in theseimportant breaks. Particular care will beneeded to avoid such extensions whichwould detract from the established patternof development and result in the loss ofthese breaks.

Corner sites

5.16 On corner sites, because of their exposednature, it is important that extensionsreflect the pattern of development in thestreet scene. This is particularly so wherethe character around the corner plots is oneof openness and space.

5.17 Consideration will be given to theestablished character of the street, anyprojection beyond existing building lines,the bulk and visual impact of the extension,and the relationship of the extension to sideboundaries. Extensions should besubordinate to the original dwelling and besited a minimum of one metre from cornerboundaries at first floor level.

5.18 On prominent corner sites, two storey/firstfloor side extensions will not normally beaccepted, especially where these breach theestablished building lines.

Sites with splayed boundaries

5.19 ‘Wedge shaped’ first floor and two storeyside extensions are unacceptable as theseare out of character with the establishedpattern of development. There can also beproblems of constructing the roof. As ageneral rule, two storey side and first floorside extensions should always be designedwith walls that are parallel to the existinghouse walls. Refer figure 10 below.

Acceptable side extensions as a continuation of terrace form

�


18

Figure 10. Splayed extensions

5.20 In cases where there is already a singlestorey side extension which follows thesplayed boundary, it will still be expectedthat a first floor extension is designed withwalls parallel to the existing house walls.

5.21 Two storey/first floor side extensions onsites with splayed boundaries also need tobe appropriately sized to avoid theseappearing visually intrusive in the streetscene, overbearing for neighbours andresulting in visual ‘terracing’. Considerationwill need to be given to the establishedpattern of development and the opennessof the street scene.

5.22 Extensions that are unduly complex orbulky will be unacceptable.

Existing extensions

5.23 Where the property has already beenextended by the conversion of a hippedroof to a gable roof, a further side extension(first floor or two storey) is unlikely to beacceptable, for reasons of design,unbalancing in the case of a pair of semis,visual ‘terracing’ and/or loss of the visualgap.

Impact on neighbouring properties

5.24 Because side extensions result in closure ofthe gap between buildings, it is importantto consider how the proposal might affectthe amenity of the neighbouring property.

5.25 The side extension should not projectsignificantly beyond the rear main wall ofthe neighbouring original dwelling.

5.26 Also try to ensure that the proposedextension will not adversely affect habitablerooms or any private amenity spacethrough dominance or overlooking.

5.27 Side extensions should not significantlyaffect daylight/sunlight to neighbouringproperties

EX16 On neighbouring properties wherethere is an existing flank wall habitableroom window(s) installed as part of theoriginal house, and which is the onlysource or major source of light to thehabitable room(s) it serves, the 45degree vertical plane shall bemaintained.

5.28 The 45 degree plane will be measured fromthe bottom of the window (just above silllevel) for the full width of the window.Compliance is required to ensure thatadequate daylight is maintained tohabitable rooms in neighbouringproperties. Refer figure 11 below. Arelaxation of the 45 degree rule (verticalaxis) will only be permitted where it can bedemonstrated that there would be nosignificant loss of daylight/sunlight byreference to the BRE sunlight/daylightindicators.

Figure 11. 45 degree vertical plane measured fromsill level of protected side windows

No loss of light to neighbour’s protected side window

Overpowering extension causing loss of light toneighbour’s protected side window

�

�

2 storey splayed side extension out of keeping with original dwelling

Extension �


19


5.29 Windows in flank walls will generally beunacceptable as they result in overlookingand loss of privacy for neighbouringproperties.

EX18 A minimum distance of 15 metres shallbe maintained between a primaryelevation of an existing house and theflank wall of a proposed two storey sideextension.

5.30 To ensure that the proposed two storey sideextension is not overbearing in its impacton the amenities of neighbouringresidential occupiers. See figure 12 below.

EX19 Proposals which result in the loss of onsite parking will not generally besupported.

5.31 Unless adequate, alternative on site parkingcan be provided in accordance with theguidance for garages and parking.

Two Storey Side to Rear Extensions

5.32 Where a two storey side extension wouldproject rearward of the rear main wall ofthe adjacent property, the rear element willbe considered as a two storey rearextension.


20

6.1 Where single storey rear extensions requireplanning permission, the followingguidance should be taken into account.

EX20 The maximum permitted depth for asingle storey rear extension is:

• 3.65 metres for a terraced house

• 4.25 metres for a semi-detached ordetached houseas measured fromthe rear main wall of the originalhouse.

6.2 Although in determining the maximumacceptable depth account will also be takenof:

• site considerations including anyadjoining extensions, the rear buildingline (whether this is in line or staggered),any changes in ground level, whetherthe adjoining dwelling is sited awayfrom the boundary; and

• the impact of the development on theamenity of neighbouring residents.

6.3 In the case of staggered building lines, themaximum permitted depth will bemeasured from the rear main wall(generally the two storey wall) of theaffected neighbouring property in order tominimise impact on daylight and outlookand to maintain consistency between theproperties. Refer figure 13 below.

Figure 13. Acceptable depth of single storeyextensions where staggered building line exists

6.4 On corner plots, or where there is a cornerplot which abuts the proposal site, with avery short garden(s), the acceptable depthmay be less than the guideline as set, if it isadjudged that the proposed extensionwould have an overbearing or enclosingimpact on the neighbouring property.

6.5 A relaxation of this guideline will only beconsidered in cases where there isadjudged to be no material impacts on theproposal house, any neighbouringproperties or the general street scene.

6.6 Staggered building forms to achieve agreater depth are not acceptable in designterms. An even rear and flank building lineis preferred in order to achieve a moreuniform design.

EX21 The maximum permitted height for asingle storey rear extension abutting aresidential boundary should generallybe 3 metres for a flat roof and for apitched roof 3 metres at the mid-pointof the pitch at the side boundary,unless site circumstances dictateotherwise, e.g. on sloping sites.

6.7 The height of single storey rear extensionsshould be minimised to restrict the impacton the amenities of neighbouring residents.In situations where the neighbour’s groundlevel is lower than the proposal site, this willneed to be taken into account whenassessing the maximum height of theextension, to avoid an overbearingextension and excessive loss of light. Referfigure 14 below.

Acceptable depth of rear extensions where staggered building line exists. Acceptable depth is measured from rear main wall of

neighbouring affected dwelling.

� �

6.0 Single Storey Rear Extensions


21

Figure 14. Acceptable depth of single storeyextensions where staggered building line exists

EX22 Flank wall windows or doors will notnormally be permitted unless it can bedemonstrated that there is no impacton neighbouring privacy.

6.8 Windows should be positioned on the rearwall of the extension instead of the flankwall. Windows will not be supported in aflank wall where the wall of the extensionabuts a side boundary. In cases wheresingle storey rear extensions are set off theboundary, and there is no alternative toproviding flank wall windows, then thesewill need to be obscurely glazed and eithernon-opening or high level opening(minimum height, at least 1.8 metres abovethe finished internal floor level) to preventoverlooking of neighbouring properties.

6.9 Rear conservatories which are proposedalong a side boundary will need to bedesigned with brick or solid panel flankwalls. Where these are set off the sideboundary, glazing in the flank walls willonly be permitted provided that a solidboundary wall or close boarded fence 1.8metres high is maintained for at least the

depth of the rear conservatory. Again,windows above 1.8 metres will need to beobscurely glazed and non-opening toprevent overlooking of neighbouringproperties.

6.10 Irregular shaped conservatories will beconsidered on their own merits.

6.11 Under current Building Regulations thereare restrictions on windows and openingsin any wall adjoining a boundary for firesafety purposes.

EX23 Balconies or terraces will not bepermitted on flat roof single storey rearextensions.

6.12 In order to ensure that there is nooverlooking or loss of privacy toneighbouring occupiers. Exceptions mayapply with respect to large detachedproperties.

EX24 Pitched roofs should be at least 150mmbelow the level of any first floorwindow sill.

6.13 To ensure the design of the extensionrespects the original dwelling and theappearance of the dwelling is maintained.

EX25 “Secondary” or “additional” singlestorey rear extensions will only bepermitted if the combined depth ofboth existing and proposed extensionsdoes not exceed the maximum depthsfor single storey rear extensions.

6.14 The total depth of both extensionscombined must not exceed the relevantmaximum depth for single storey rearextensions. ‘Leap-frogging’, which wouldresult in the Council’s guidelines beingexceeded, will not be permitted.

6.15 Please also refer to guidelines for GardenSpace.

Maximum heights of single storey rear extensions

Maximum height of rear extensions whereground level varies between dwellings

�

�

Flat roof Mono-pitched roof


22

7.1 Rear extensions have the greatest potentialfor harm to the amenities of neighbouringresidents. Two storey/first floor rearextensions due to their scale are morecontentious than single storey rearextensions.

EX26 Two storey and first floor rearextensions should be subordinate to theoriginal dwelling and set back fromboundaries shared with neighbouringproperties to minimise potential impacton neighbours. Extensions will need tocomply with the 45 degree code on thehorizontal axis when measured fromneighbouring properties

7.2 Two storey or first floor rear extensions thatabut a side boundary can significantlyaffect the amenity of neighbouringproperties due to their large bulk andimpact on light.

7.3 All such extensions will be required tocomply with a 45 degree code. This ismeasured on the horizontal plane takenfrom the closest edge of the nearest firstfloor habitable window and is designed toensure a reasonable outlook for neighboursand to maintain proportionality ofextensions. Refer to figure 15 below.Extensions will also be assessed in terms oftheir proportionality with the originaldwelling and impact on neighbouringresidential amenities.

Figure 15. 45 degree horizontal plane measuredfrom nearest two storey/first floor rear corner

7.4 In assessing the impact on neighbours,consideration will also be given to otherrelevant site considerations, such as:

• The location of the adjacent house andany existing extensions or otherbuildings at that property

• The use of the adjacent rear garden

• The orientation of the houses -extensions sited to the south or west of aneighbour would normally beunacceptable.

7.5 In general, there is no potential for firstfloor or two storey rear extensions on midterraced properties because of the adverseimpact on adjacent properties and becausesuch extensions are generally out ofkeeping with the pattern of development.

EX27 The maximum permitted depth for atwo storey rear extension will generallybe 3.3 metres although deeperextensions may be allowed where sitecircumstances allow, such as detacheddwellings on larger plots with goodseparation from neighbouringdwellings.

7.6 To ensure that an extension is not toooverbearing and to ensure that neighboursmaintain a reasonable outlook from theirproperty.

EX28 Two storey and first floor rearextensions should respect the originalform of the house.

7.7 Staggered designs which respect the 45degree horizontal plane will also beunacceptable as they result in poor designsand can have overly large and complicatedroof forms which are undesirable.

EX29 Roofs must respect the original roofform of the house. Flat roofs will not beacceptable.

7.8 A pitched roof tied into the main roof of thehouse, set down and subordinate to it andwhich respects the pitch of the main roofand the eaves detail and profile is required.

��

45º 45º

45º45º

3.3m Max

7.0 Two Storey/First Floor Rear Extensions


23

A hipped roof rather than a gabled roof ispreferred to reduce the bulk of the roof.


7.9 Windows in flank walls will generally beunacceptable as they result in overlookingand loss of privacy for neighbouringproperties. Refer figure 16 below.

Figure 16. Flank wall window overlookingneighbouring property

EX31 Two storey/first floor side to rearextensions on corner plots must besubordinate to the main dwelling toavoid a detrimental impact on thegeneral street scene and must notbreach established building lines.

7.10 Two storey side to rear extensions oncorner plots can be visually intrusive andharmful to the general street scene. Suchextensions must not breach establishedbuilding lines. As a minimum two storeyrear extensions will need to be set in fromthe flank wall of the two storey sideextension in order to provide a visual breakin the flank wall of the extension and willneed to have a hipped roof at the rear tominimise the visual bulk of the extension.Other site considerations will also need tobe taken into account.

EX32 A minimum distance of 15 metres shallbe maintained between the first floorrear wall of a two storey rear extensionand the side boundary of an adjacentproperty.

7.11 To maintain a reasonable separationdistance in order to avoid an unreasonabledegree of overlooking of the neighbouringproperty, especially the primary amenityspace.

7.12 Please also refer to guidelines for GardenSpace.

No overlooking

�

�

Flank window of extensionoverlooks neighbour’s private space


24

8.1 Where roof extensions require planningpermission, the following guidance shouldbe taken into account.

EX33 Alterations to the main roof of thehouse by changing its shape and/orpitch or raising the ridge line will notnormally be permitted.

8.2 The roof form of a dwelling is an importantpart of the original character of the house.Alterations to roofs can be highly visiblewithin the street scene and should beconsidered carefully. Any roof works whichalter the existing side or top ridge linesshould be avoided. Raising the main ridgewill not be acceptable. Mansard roofextensions which change the slope of theroof will not usually be acceptable.

EX34 Dormer windows will normally only bepermitted on the rear of the buildingand should be in proportion with thesize of the original roof. The followingguidance shall apply:

• A minimum set down of 0.5 metrebelow the main ridge is generallyrequired.

• A minimum set in distance of 1metre at either end of the main roofslope on which it sits.

• The bottom of the dormer should beat least 1 metre above normal eaveslevel.

• A dormer must not occupy morethan 50% of the width of theexisting roof slope on which it sits.Refer to figure 17.

8.0 Roof Extensions/Dormer Windows/Roof Lights

Rear dormer set in Rear dormer design

� ��

Figure 17. Required set ins for rear dormer window extensions

Rear dormers should not wrap around roof slopes

Appropriate scale and positioning of rear dormers

� �

Figure 18. Wrap around dormer extensions unacceptable


25

8.3 Dormer windows will normally only bepermitted on the rear of the house wherethey are less visible from the street.However, they may not be permitted onproperties with short gardens where therewould be direct overlooking ofneighbouring gardens.

8.4 These requirements could result in morecomplicated structural arrangements.Planning Officers will work closely withBuilding Control Officers to achieve a designwhich is acceptable both in visual andconstruction terms. Schemes will beconsidered on a case by case basis.

EX35 Side dormers will only be permittedwhere they are the only meansavailable to provide stair access to theroof space and would not detract fromthe character of the original house orthe general street scene. The criteria asset out for rear dormers will equallyapply to side dormers.

8.5 Side dormers will only be allowed if welldesigned and where they do notcompromise the street’s character. Anyapplication for a side dormer to provideaccess to the roof-space must provideaccurate and scaled detailed drawingsshowing internal sections and staircases.

Overly large, angular and box like sidedormers will not be permitted. Dormerswhich wrap around two roof slopes will beunacceptable. Refer figure 18 below.

8.6 Where side dormers are the only practicalmeans of providing access to the roof spaceit may not always be possible to achieve aminimum 1 metre set off from eaves leveland the necessary minimum headroom. Insuch circumstances Planning Officers willwork closely with Building Control Officersto achieve the maximum degree of set offfrom eaves level possible. Each planningapplication will be assessed on a case bycase basis.

EX36 Front dormers will generally beunacceptable.

8.7 Front dormers have the greatest potentialfor interfering with the original design ofthe house and are visually intrusive in thestreet scene. Only where these arecharacteristic of the street scene will they beconsidered.

EX37 Balconies will generally beunacceptable.

8.8 Balconies associated with roof extensionsand dormer windows are not encourageddue to their visual impact and the potentialfor overlooking of neighbouring properties.


26

9.1 Where outbuildings require planningpermission, the following guidance shouldbe taken into account.

EX38 Outbuildings should not detract fromthe character of the area through overdominance or obtrusiveness.

9.2 Outbuildings in front of dwellings will begenerally unacceptable. This is becauseoutbuildings in front gardens tend to beunduly prominent and out of keeping withthe character of the area.

9.3 As such outbuildings, depending on theirfunction, should normally be locatedtoward the rear of the rear garden.Exceptions may be made for garages to theside of the house.

EX39 The acceptable scale/ size ofoutbuildings (including footprint andheight) will be determined havingregard to:

• Size of the original dwelling

• Garden plot/ sizes

• Siting of the outbuilding within thesite relative to boundaries

• Siting of the outbuilding relative topublic highway

• Changes in levels between properties

• Existing features, such asoutbuildings, fences, walls, trees

• Pattern of development in area

• Orientation of properties

9.4 Outbuildings should not exceed thefootprint of the original dwelling andshould always be subordinate to the maindwelling.

9.5 Outbuildings should not exceed amaximum height of 3 metres above groundlevel in the case of an outbuilding with aflat roof and 4 metres in the case of anoutbuilding with a dual pitched roof.Although, in situations where theneighbour’s ground level is lower than theproposal site this will need to be taken into

account when assessing the maximumheight of the outbuilding to avoid anoverbearing impact and excessive loss oflight.

9.6 Outbuildings should be single storey,limited to a single floor only.

9.7 Any development should ensure that therequired depth/area of rear garden isachieved, unless the established characterof the locality indicates otherwise. Refer tothe guidelines for Garden Space (Refer toSection 11.0).

9.8 Outbuildings, where these would be visiblefrom the adjacent public highway may needto be reduced in height and size to ensurethese do not have a detrimental impact onthe street scene, especially in the case ofprominent corner sites.

9.9 Depending on the impacts of thedevelopment on a neighbouring property,conditions may be imposed on outbuildingproposals in terms of external materials/finishes, landscaping, windows.

9.10 The design of the outbuilding should reflecttheir intended use.

9.11 Outbuildings shall not be used as aseparate independent dwelling unit as thisraises issues of privacy, overlooking, noiseand disturbance for neighbours, parking,and amenity space and would generally becontrary to the pattern of development.

9.12 In the case of a proposal for a ‘Granny Flat’,Policy H18 of the Local Plan requires thatthe accommodation is provided in the formof an extension to the existing dwelling andnot as a free standing independentstructure. Further, that such extensions willnot be allowed to have an independentexternal access to ensure that when theseextensions are no longer required for theelderly relative, they can be incorporatedinto the main dwelling without thepossibility of these being used as a separateindependent dwelling unit. Refer to the fullwording of the policy in Appendix 1 of theseguidelines.

9.0 Outbuildings


27

EX40 Proposals for extensions involving anincrease in the number of bedrooms,which result in a net loss of car parkingon site will not be permitted unless thelevel of retained or re-provided carparking on site complies with theCouncil’s parking guidelines.Replacement car parking should complywith the additional guidelines providedbelow.

10.1 The following on site car parking guidelinesapply:

• 2 car parking spaces for a 2/3 bedroomhouse.

• 3 car parking spaces for a 4 + bedroomhouse.

10.2 The Planning Authority may consider arelaxation of the parking standard for a 4bedroom house down to 2 on site parkingspaces where it can be demonstrated thateither there is sufficient capacity within thestreet to accommodate the shortfallwithout causing congestion or road safetyproblems, or that the site has good accessto public transport services.

EX41 Garages should have a minimuminternal width of 2.5 metres and aninternal depth of 5 metres.

10.3 Garages should have a minimum internalwidth of 2.5 metres and an internal depthof 5 metres to allow sufficient space to getin and out. Driveways should have a depthof at least 6 metres, to allow sufficientspace for opening of the garage door andparking on the drive clear of the footpathand/or carriageway. This can be reduced to5 metres in cases where suitably designedroller shutter garage doors are used.

EX42 External parking should have aminimum width of 2.4 metres and aminimum depth of 4.8metres.

10.4 In proposed parking layouts, each externalparking space must achieve minimumdimensions of 2.4 metres width by 4.8metres depth. Where extensions are

proposed, a minimum distance of 5 metresmust be maintained between the back edgeof footpath and the forward most part ofany extension/building to allow vehicles tobe parked without overhanging thefootpath and/or carriageway. Parkinglayouts should also show a 1 metre clearaccess for pedestrians to the main entry ofthe dwelling.

EX43 The design and siting of a garageshould not detract from the appearanceof the original house or general streetscene.

10.5 A new garage can have as much impact onthe visual appearance of the house as anyother extension. Wherever possible garagesshould form traditional shapes, such as alean-to extension at the side of the house,or incorporated into two storey sideextensions. Garages should not breach thefront building line of the original house. Theprinciples set out for side extensions shouldbe taken into account as guidance relatingto proportionality and spacing off theboundary. Prefabricated garages are notrecommended where they will be visiblefrom the street. Roller shutter garage doorswill only be permissible if of an acceptabledesign.

10.6 A double garage at the side of the housewill not normally be permitted as it canunbalance the main house. Double garagesare larger and more bulky and aregenerally discouraged. They may beacceptable within the rear garden wherethey are less visible from the streetprovided they do not significantly harm theamenities of neighbours.

EX44 Cars leaving a property should havegood pedestrian visibility. Vehicle entrygates should not open out onto thepublic highway.

10.7 Pedestrian visibility splays of 2.4 metres x2.4 metres measured either side of thedriveway entrance taken from the backedge of the footpath shall be provided and

10.0 Garages, Parking and Hard Surfacing


28

no obstructions (front wall, gates,landscaping) shall be erected within theseareas which would exceed a height of 600mm above the adjacent carriageway level.Vehicle entry gates shall open into theproperty to avoid conflicts with pedestrian/highway movements. Refer figure 19 below.

Figure 19. Pedestrian visibility splays either side of adriveway entrance

EX45 Continuous vehicle crossovers will notbe permitted.

10.8 Crossovers extending the entire widthacross a property will not be permitted asthey reduce on-street parking and result inpedestrian/vehicular conflict. Normally,only single width vehicular crossovers willbe permitted. There is also a fundamentalstreet scene issue of a large area of hardstanding. Low front boundary walls inkeeping with the street scene will berequired to restrict the area of the propertyfrontage over which vehicles can cross.Details of which will need to be submittedas part of parking layout schemes. Furtherguidance on vehicle crossovers can beobtained from the Highway Authority.

EX46 New areas of hard surfacing orreplacement of existing areas of hardsurfacing between the principalelevation of the dwelling house and thehighway or anywhere else within thecurtilage of a dwelling house if the areawould exceed 5 square metres now maybe subject to the need for planningpermission.

10.9 The new permitted development provisionsfor development within the curtilage of adwelling house state that planningpermission will now be required if the hard

surface is not made of porous materials, orno provision is made to direct the run-offfrom the hard surface to a permeable orporous area of surface within the curtilageof the dwelling house. Further guidance onthis matter can be found in theEnvironment Agency publication “Guidanceon the permeable surfacing of frontgardens”, Sept 2008 and by reference to thePlanning Portal web linkhttp://www.planningportal.gov.uk/england/genpub/en/1115316438482.html “Whatis the problem paving over front gardens”.

10.10 No surface water (usually rainwater) shouldflow from the hard standing onto the publicfootway outside a house. In order toachieve this, hard standing areas will needto be sloped away from the public footwayto a suitably designed drain or soak awaywithin the property to receive the surfacewater. Also in certain circumstancesapplicants may need to ensure that they arebreach existing requirements under thebuilding regulations about waterpenetration into any building or affectingany existing disabled access ramps or levelthresholds.

EX47 Front garden areas and front boundarytreatment shall be laid out to respectthe pattern of development in thestreet.

10.11 To avoid the cumulative effects ofcontinuous, hard landscaped, openfrontages, being created to the detriment ofthe general street scene, parking layoutdesigns shall achieve a balance of hard andsoft landscaping to reflect as much aspossible the pattern of development in thestreet, together with suitable boundarytreatment. Please also note that gates,fences, walls and other means of enclosureerected or constructed adjacent to ahighway used by vehicular traffic must notexceed one metre above ground level.Otherwise planning permission would berequired. Front boundary treatment alsoneeds to comply with pedestrian visibilitysplays (refer above). Where planningpermission is required, such schemes willneed to be agreed with the Local PlanningAuthority.

�


29

EX48 Rear extensions shall not be permittedunless the usable retained rear gardenarea complies with the followingminimum guidelines:

• One bedroom houses, a minimumgarden depth of 7 metres. Where 7metres cannot be achieved becauseof irregular boundaries, a relaxationof this standard may be allowedprovided the garden size exceeds 40square metres.

• Two/three bedroom houses, aminimum garden depth of 9 metres(or 50 square metres, as above)

• Four bedroom + houses, a minimumgarden depth of 15 metres (or 100square metres, as above)

11.1 These guidelines relate to open usablegarden areas and exclude any large shedsor stores which occupy the retained gardenarea. Such structures should be clearlyindicated on submitted plans.

11.2 In cases where rear extensions arepermitted, but the retained garden area isat or just marginally above the guidelines asset out above, planning conditions will beimposed which remove permitteddevelopment rights on the property. Thiswill give the Council a degree of controlover the scale, size, appearance and sitingof any structures or buildings which anowner/occupier may wish to construct inthe rear garden at some future date.

11.3 Gardens are an enjoyable feature of mosthouses and retention of a reasonable levelof amenity space will help to ensure thatplots do not become overdeveloped to thedetriment of adjoining neighbours and thesurrounding locality. The garden area willbe assessed on its usability and quality.

11.4 The minimum garden depths as set outabove will allow the construction ofsoakaways for the correct disposal ofsurface water from approved extensions,which need to be located at least 5 metresfrom the completed extension.

EX49 Walls/gates/fences/other means ofenclosure shall be designed to reflectthe existing character of the street andsurrounding area

11.5 Under permitted development rights, anygate, fence, wall or other means ofenclosure constructed or erected adjacentto a highway used by vehicular traffic mustnot exceed 1 metre in height. This includessituations where the end of the structure ormeans of enclosure abuts the highway (i.e.is perpendicular to the highway).

11.6 Any other gate, fence, wall or other meansof enclosure must not exceed 2 metres inheight. Otherwise planning permission willbe required.

11.7 The same height restrictions apply for anyalterations or improvements made to anyexisting gate, fence, wall or other means ofenclosure.

11.8 No permitted development rights apply inthe case of gates, fences, walls or othermeans of enclosure surrounding a listedbuilding.

11.9 Where planning permission is required forfront boundary walls/fences/gates/othermeans of enclosure, those which do notreflect the character of the area, forexample introducing automatic gates,railings, should be avoided. Refer figure 20below.

11.0 Garden Space/Boundary Walls


30

Figure 20. Boundary treatment must reflectcharacter of area

EX50 Cars leaving a property should havegood pedestrian visibility. Vehicle entrygates should not open out onto thepublic highway.

11.10 Pedestrian visibility splays of 2.4 m x 2.4 mmeasured either side of the drivewayentrance taken from the back edge of thefootpath shall be provided and noobstructions (front wall, gates, landscaping)shall be erected within these areas whichwould exceed a height of 600mm above theadjacent carriageway level. Vehicle entrygates shall open into the property to avoidconflicts with pedestrian/highwaymovements. Refer figure 18 above.

Garden wall/fence over height relative to others in the street scene and using incompatible materials

�


31

Core Policy 1 (Spatial Strategy)

All development will have to comply with theSpatial Strategy set out in this document.

All development will take within the built up area,predominantly on previously developed land,unless there are very special circumstances thatwould justify the use of Green Belt land. Astrategic gap will be maintained between Sloughand Greater London.

Proposals for high density housing, intensiveemployment generating uses, such as B1(a)offices, and intensive trip generating uses, such asmajor retail or leisure uses, will be located in theappropriate parts of Slough town centre. Suchdevelopment will have to be comprehensivelyplanned in order to deliver maximum social,environmental and economic benefits to the widercommunity.

Proposals for the comprehensive regeneration ofSelected Key Locations within the Borough willalso be encouraged at an appropriate scale. Somerelaxation of the policies or standards in the LocalDevelopment Framework may be allowed wherethis can be justified by the overall environmental,social and economic benefits that will be providedto the wider community.

Elsewhere the scale and density of developmentwill be related to the site’s current or proposedaccessibility, character and surroundings.Significant intensification of use will not beallowed in locations that lack the necessarysupporting infrastructure, facilities or services orwhere access by sustainable means of travel bypublic transport, cycling and walking are limited.

Core Policy 2 (Green Belt And Open Spaces)

The existing areas of Metropolitan Green Belt willbe maintained and Wexham Park Hospital andSlough Sewage Works will continue to bedesignated as Major Existing Developed Siteswithin the Green Belt.

Opportunities will be taken to enhance the qualityand the size of the Green Belt by designatingadditional areas, which have no developmentpotential, as Green Belt.

Development will only be permitted in theStrategic Gap between Slough and Greater Londonand the open areas of the Colne Valley Park if it isessential to be in that location.

Existing private and public open spaces will bepreserved and enhanced. Where, exceptionally, itis agreed that an open space may be lost a newone, or suitable compensatory provision, will berequired to be provided elsewhere.

Core Policy 3 (Housing Distribution)

A minimum of 6,250 new dwellings will beprovided in Slough between 2006 and 2026.

This will be distributed as follows:

• Town Centrea minimum of 3,000 dwellings

• Urban Extensions around 750 dwellings

• Major sites in other Urban Areasaround 1,350 dwellings

• Small sites within the Urban Areaaround 600 dwellings

Any additional housing required as a result of anincrease in Slough’s allocation in the South EastPlan will be built in the town centre or in otherappropriate urban areas in accordance with theSpatial Strategy.

New development should not result in the net lossof any existing housing.

Core Policy 4 (Type Of Housing)

High-density housing should be located in Sloughtown centre.

In the urban areas outside the town centre, newresidential development will predominantlyconsist of family housing and be at a densityrelated to the character of the surrounding area,the accessibility of the location, and the availabilityof existing and proposed local services, facilitiesand infrastructure.

Appendix 1 - Policies in the Slough Core Strategy 2006-2026


32

Within existing suburban residential areas therewill only be limited infilling which will consist offamily houses that are designed to enhance thedistinctive suburban character and identity of thearea.

All new residential development will beconstructed at a minimum net density of 37dwellings per hectare. Densities less than this maybe permitted on small sites, where the character islow density or where there are other siteconstraints.

There will be no net loss of family accommodationas a result of flat conversions, changes of use orredevelopment.

All sites of 15 or more dwellings (gross) will berequired to provide between 30% and 40% of thedwellings as social rented along with other formsof affordable housing.

Proposals for gypsy or traveller sites will notgenerally be permitted in the urban area. If thereis a proven need for a gypsy or traveller site orsites in Slough, this could be considered toconstitute exceptional circumstances that wouldjustify the relaxation of Green Belt policy.

Core Policy 5 (Employment)

The location, scale and intensity of newemployment development must reinforce theSpatial Strategy and transport strategy. Thisincludes the application of a parking cap uponnew developments unless additional parking isrequired for local road safety or operationalreasons.

Intensive employment generating uses such asB1(a) offices will be located in the town centre inaccordance with the spatial strategy.

B1(a) offices may also be located on the SloughTrading Estate, as an exception, in order tofacilitate the comprehensive regeneration of theestate. This will be subject to the production of aMasterplan and the provision of a package ofpublic transport improvements. This will be partlydelivered through a subsequent LocalDevelopment Order which will replace theSimplified Planning Zone brought forward inaccordance with the provisions in Circular 01/2006(DCLG).

Intensive employment-generating uses whichincrease the level of in-commuting, increase skillshortages or reduce employment opportunities forlocal people will be expected to contribute towardappropriate mitigation measures, including newtraining, childcare and transport facilities.

Major warehousing and distributiondevelopments will be located in the eastern part ofthe Borough and in Existing Business Areas thathave good access to the strategic road and railnetwork.

There will be no loss of the defined ExistingBusiness Areas to non-employment generatinguses, especially where this would reduce the rangeof jobs available. Outside Existing Business Areas,the change of use or redevelopment of existingoffices to residential will be encouraged wherethis is considered appropriate.

Core Policy 6 (Retail, Leisure And CommunityFacilities)

All new major retail, leisure and communitydevelopments will be located in the shopping areaof the Slough town centre in order to improve thetown’s image and to assist in enhancing itsattractiveness as a Primary - Regional ShoppingCentre.

Out-of-centre and edge-of-centre retaildevelopments will be subject to the sequentialtest. Developers will be required to demonstratethat:

a. There is a need for the development;

b. It is of an appropriate scale;

c. There are no sequentially preferablesites in designated centres;

d. The development would not have adetrimental impact on the vitality andviability of existing centres; and

e. The site is accessible by a variety of ameans of transport.

All community facilities/services should beretained. Where, exceptionally, it is agreed thatcommunity facilities/services may be lost orreduced in size to accommodate newdevelopment, developers will be required tocontribute towards new or enhanced communityfacilities/services locally.


33

Core Policy 7 (Transport)

All new development should reinforce theprinciples of the transport strategy as set out inthe Council’s Local Transport Plan and SpatialStrategy, which seek to ensure that newdevelopment is sustainable and is located in themost accessible locations, thereby reducing theneed to travel.

Development proposals will, either individually orcollectively, have to make appropriate provisionsfor:

f. Reducing the need to travel;

g. Widening travel choices and makingtravel by sustainable means oftransport more attractive than theprivate car;

h. Improving road safety; and

i. Improving air quality and reducing theimpact of travel upon the environment,in particular climate change.

Development proposals will also have makecontributions to, or provision for:

j. The development of Slough town centreas a Regional Transport Hub;

k. The improvement of key transportcorridors such as the links to HeathrowAirport;

l. Improvements to Slough, Burnham andLangley railway stations; and

m. The creation of a transport hub withinSlough Trading Estate.

There will be no overall increase in the number ofparking spaces permitted within commercialredevelopment schemes unless this is required forlocal road safety or operational reasons. Maximumrestraint will be applied to parking for residentialschemes in the town centre. In the rest of theBorough, the level of parking within residentialdevelopment will be appropriate to both itslocation and the scale of the development andtaking account of local parking conditions, theimpact upon the street scene and the need toovercome road safety problems and protect theamenities of adjoining residents.

Core Policy 8 (Sustainability And TheEnvironment)

All development in the Borough shall besustainable, of a high quality design, improve thequality of the environment and address the impactof climate change.

1. Sustainable Design and ConstructionPrinciples:

All development should, include measuresto:

a) Minimise the consumption andunnecessary use of energy, particularlyfrom non renewable sources;

b) Recycle waste;

c) Generate energy from renewableresources where feasible

d) Reduce water consumption; and

e) Incorporate sustainable design andconstruction techniques, including theuse of recycled and energy efficientbuilding materials.

2. High Quality Design:

All development will:

a) Be of a high quality design that ispractical, attractive, safe, accessible andadaptable;

b) Respect its location and surroundings;

c) Provide appropriate public space,amenity space and landscaping as anintegral part of the design; and

d) Be in accordance with the SpatialStrategy in terms of its height, scale,massing and architectural style.

The design of all development within theexisting residential areas should respectthe amenities of adjoining occupiers andreflect the street scene and the localdistinctiveness of the area.

3. Pollution

Development shall not:

a) Give rise to unacceptable levels ofpollution including air pollution, dust,odour, artificial lighting or noise;


34

b) Cause contamination or a deteriorationin land, soil or water quality; and

c) Be located on polluted land, areasaffected by air pollution or in noisyenvironments unless the developmentincorporates appropriate mitigationmeasures to limit the adverse effects onoccupiers and other appropriatereceptors.

4. Flooding

a) Development will only be permittedwhere it is safe and it can bedemonstrated that there is minimal riskof flooding to the property and will notimpede the flow of floodwaters,increase the risk of flooding elsewhereor reduce the capacity of a floodplain;and

b) Development must manage surfacewater arising from the site in asustainable manner which will alsoreduce the risk of flooding and improvewater quality.

Core Policy 9 (Natural And Built Environment)

Development will not be permitted unless it:

n. Enhances and protects the historicenvironment;

o. Respects the character anddistinctiveness of existing buildings,townscapes and landscapes and theirlocal designations;

p. Protects and enhances the waterenvironment and its margins;

q. Enhances and preserves naturalhabitats and the bio-diversity of theBorough, including corridors betweenbio- diversity rich features.

Core Policy 10 (Infrastructure)

Development will only be allowed where there issufficient existing, planned or committedinfrastructure. All new infrastructure must besustainable.

Where existing infrastructure is insufficient toserve the needs of new development, thedeveloper will be required to supply all reasonableand necessary on-site and off-site infrastructureimprovements. These improvements must becompleted prior to the occupation of a newdevelopment and should serve both individualand communal needs.

Infrastructure includes:

r. Utilities (water, sewerage anddrainage);

s. Transportation;

t. Education and skills;

u. Health;

v. Leisure, community and culturalservices; and

w. Other relevant services.

The provision of reasonable and necessaryinfrastructure will be secured through planningobligations or by conditions attached to planningpermissions.

Core Policy 11 (Social Cohesiveness)

The development of new facilities which serve therecognised diverse needs of local communities willbe encouraged. All development should be easilyaccessible to all and everyone should have thesame opportunities.

Core Policy 12 (Community Safety)

All new development should be laid out anddesigned to create safe and attractiveenvironments in accordance with the recognisedbest practice for designing out crime. Activitieswhich have the potential to create anti-socialbehaviour will be managed in order to reduce therisk of such behaviour and the impact upon thewider community.


35

Policy H14 (Amenity Space)

The appropriate level will be determined throughconsideration of the following criteria:

a) type and size of dwelling and type ofhousehold likely to occupy dwelling;

b) quality of proposed amenity space interms of area, depth, orientation, privacy,attractiveness, usefulness and accessibility;

c) character of surrounding area in terms ofsize and type of amenity space for existingdwellings;

d) proximity to existing public open spaceand play facilities; and

e) provision and size of balconies.

Policy H15 (Residential Extensions)

Proposals for extensions to existing dwellinghouses will only be permitted if all of the followingcriteria are met:

a) there is no significant adverse impact onthe amenity of adjoining occupiers;

b) they are of a high quality of design and usematerials which are in keeping with boththe existing property and the identifiablecharacter of the surrounding area;

c) they respect existing building lines andthere is no significant adverse impact onthe existing street scene or other publicvantage points;

d) appropriate parking arrangements areprovided in line with the aims of theintegrated transport strategy;

e) an appropriate level of rear gardenamenity space is maintained.

In exceptional circumstances, a relaxation ofnormal standards may be allowed to meet anyspecial medical needs of family members.

Policy H18 (Granny Annexes)

Proposals for the extension of residentialproperties to provide accommodation for elderlyrelatives/dependants will not be permitted unlessthey comply with all the following criteria:

a) the accommodation is provided in theform of an extension to the existingdwelling and not as a free standingindependent structure;

b) the accommodation is designed as anintegral part of the house and is capable ofbeing used in the future as part of theoriginal dwelling unit and therefore has noindependent external access;

c) the accommodation is only to be occupiedby an elderly relative or dependant andwill not be used as a separate independentdwelling unit at any time;

d) the appearance, design and bulk of theproposed extension is appropriate for itslocation and does not have anunacceptable impact upon the amenitiesof the area;

e) provision is made for an appropriateamount of car parking which meets theaims of the integrated transport strategy;and

f) appropriate rear private amenity space isretained.

Policy En1 (Standard Of Design)

Development proposals are required to reflect ahigh standard of design and must be compatiblewith and/or improve their surroundings in termsof:

a) scale;

b) height;

c) massing/Bulk;

d) layout;

e) siting;

f) building form and design;

g) architectural style;

h) materials;

i) access points and servicing;

j) visual impact;

k) relationship to nearby properties;

Appendix 1 - Relevant Saved Policies of the Slough Local Plan (2004)


36

l) relationship to mature trees; and

m) relationship to water courses.

These factors will be assessed in the context ofeach site and their immediate surroundings. Poordesigns which are not in keeping with theirsurroundings and schemes which result in over-development of a site will be refused.

Policy En2 (Extensions)

Proposals for extensions to existing buildingsshould be compatible with the scale, materials,form, design, fenestration, architectural style,layout and proportions of the original structure.Extensions should not result in the significant lossof sunlight or create significant overshadowing asa result of their construction.

Policy T2 (Parking Restraint)

Within all developments that attract an increase inthe number of trips, the level of on-site parkingprovision for the private car will be restricted to amaximum level in accordance with the principlesof the Integrated Transport Strategy.

No increase in the total number of car parkingspaces on-site will be permitted within commercialredevelopment schemes.

Additional on-site car parking provision will onlybe required where this is needed to overcomeroad safety problems, protect the amenities andoperational requirements of adjoining users, andensure that access can be obtained for deliveriesand emergency vehicles.

Residential development will be required toprovide a level of parking appropriate to itslocation and which will overcome road safetyproblems, protect the amenities of adjoiningresidents, and not result in an adverse visualimpact upon the environment.


37

General Planning Enquiries

• 01753 477340• 01753 875806

General Building Control Enquiries

• 01753 875810

General Highway Enquiries

• 01753 875668 • 01753 477378

General Drainage Enquiries

• 01753 875625

Thames Water General Enquiries

• 0845 9200800

Environment Agency

• 08708 506506

Useful telephone numbers


38

www.slough.gov.uk

If you would like a copy of this document translated

please ask an English speaking person to request this

by calling 01753 875820. Alternatively please call

Slough Translation and Interpreting Service on 01753 701159.

This document can be made available on audio tape, braille or in large print, and is also available on the website where it can easily be viewed in large print.

Designed and printed by Slough Borough Council | GB/5573/05/01/10